Alumy Creek vs Carrs Creek
Alumy Creek is the younger of the two, with a median age of 41 against 44 in Carrs Creek. In both, the large majority of households own their home and the large majority of homes are detached houses. In Carrs Creek, about half of households are couple families. Houses cost more in Carrs Creek: a median of $1.5 million, against $836,000 in Alumy Creek. On these figures, Alumy Creek tends to suit buyers on a tighter budget, while Carrs Creek suits families with children and couples.
Which one suits you?
There is no overall winner — the suburb that suits a family with school-age kids is routinely the wrong one for someone commuting into the city. So each of these answers its own question, against a checklist you can see, using the same figures in the tables below.
Families with school-age kids
Too close to call
Nothing among the 6 things we measure here separates them by enough to be worth acting on.
Weighs schools, house stock, crime, parks, childcare, and who already lives there.
First-home buyers
They split
one each way, out of the 2 things we measure here
- Alumy Creek has cheaper houses ($836,000 vs $1,500,000)
- Carrs Creek leaves households under less mortgage stress (26% vs 34%)
Weighs house prices and mortgage stress.
Renters
Too close to call
Nothing among the 2 things we measure here separates them by enough to be worth acting on.
Weighs rent and rental stress.
Commuting to the city
Too close to call
Nothing among the 3 things we measure here separates them by enough to be worth acting on.
Weighs distance, drive time, and walkability.
Downsizers and retirees
Alumy Creek
ahead on the one thing that separates them
- has more residents already 65 and over (29% vs 22%)
Weighs who already lives there, GPs, walkability, and crime.
Investors
Carrs Creek
ahead on the one thing that separates them
- is growing faster (37.8% vs -5.5%)
Weighs population growth.
Where they sit
Alumy Creek and Carrs Creek drawn to the same scale. Both outlines are shown together, so the map answers whether they share a border and how their areas compare.
Bars start at zero. Scores, risks and rankings are drawn against their full 0–100 range; other rows are drawn in proportion to the larger of the two.
Side by side, out of 100
Risks are inverted — shown as safety and low exposure — so a longer bar always means better.
Demographics
Carrs Creek has more residents (186 vs 86); Carrs Creek skews older (44 vs 41).
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Population | 86 | 186 +116% vs other |
| Population trend (2016 → 2021) | -5.5% | +37.8% |
| Median age | 41 | 44 |
| Median household income | $66,612/yr | $71,500/yr +7% vs other |
| Median weekly rent | $310/wk +3% vs other | $300/wk |
Age profile
Share of residents in each band, 2021 Census.
Bars are drawn against the largest share shown (20.4%).
Who lives together
Household composition, 2021 Census.
Who owns and who rents
Occupied private dwellings by tenure, 2021 Census.
What people live in
Occupied private dwellings by structure, 2021 Census.
Qualifications
Highest non-school qualification, residents 15+, 2021 Census.
Bars are drawn against the largest share shown (22.1%).
Property market
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Median house price | $836,000 | $1,500,000 |
| Median unit price | — same for both | |
| Median land price | $9,131 | — |
Zoning mix
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Rural and farming | 99% same for both | |
| Zoning sets what may be built, not what is there today. A single address can sit in a different zone to the suburb around it. Zones as at 2026-09. | ||
Development activity
| Alumy Creek | Carrs Creek | |
|---|---|---|
| New dwellings approved | 246 across Clarence Valley same for both | |
| Approvals change year on year | -80% same for both | |
Ranking within NSW
| Alumy Creek | Carrs Creek | |
|---|---|---|
| House price | Higher than 37% of NSW | Higher than 75% of NSW |
| Income | Higher than 29% of NSW | Higher than 38% of NSW |
| Schools | — same for both | |
| Walkability | Higher than 45% of NSW | Higher than 59% of NSW |
| Affordability | Higher than 47% of NSW | Higher than 15% of NSW |
| EV adoption | Higher than 18% of NSW same for both | |
| NBN connectivity | Higher than 60% of NSW | Higher than 64% of NSW |
Liveability
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Grade | — same for both | |
| Score | — same for both | |
| Socio-economic band | advantaged area decile 7/10 | below-average income decile 2/10 |
Risk profile
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Bushfire | None 0/100 same for both | |
| Crime | Moderate 67/100 | Moderate 60/100 |
| Flood | Not mapped no mapped data here same for both | |
| Coastal erosion | None 0/100 same for both | |
| Aircraft noise | None 0/100 same for both | |
| Industrial facilities nearby | 2 within 5 km | 3 within 5 km |
Schools
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Inside the suburb | 0 same for both | |
| Rated above peers | 0 same for both | |
| Rated at peers | 0 same for both | |
| Rated below peers | 0 same for both | |
Amenities in the suburb
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Waterways | 0 | 4 |
Mobility
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Walkability score | 4/100 | 11/100 |
| Distance to Sydney | 615.3 km | 614.3 km |
| Drive time (normal traffic) | 407 min | 409 min |
| Electric vehicle share | 0.2% postcode 2460 same for both | |
| Rooftop solar per 100 dwellings | 60 postcode 2460 same for both | |
How people get to work
Method of travel on census day 2021 — which fell during COVID restrictions, so working from home is inflated and every travel mode understated.
Bars are drawn against the largest share shown (81.0%).
Setting
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Elevation | 2 m above sea level, at the suburb centre | 3 m above sea level, at the suburb centre |
| Distance to the ocean | 34.4 km | 37.1 km |
NBN connectivity
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Connectivity score | 30/100 | 37/100 |
| Most common technology | Fixed wireless same for both | |
| Full-fibre (FTTP) share | 0% 36 premises | 9% 57 premises |
Climate
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Annual rainfall | 1,060 mm same for both | |
| Summer max (Jan) | 30.0°C same for both | |
| Winter min (Jul) | 8.3°C same for both | |
Council rates
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Average residential rate | $1,380/yr same for both | |
| Council | Clarence Valley same for both | |
Federal electorate
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Division | Page same for both | |
| Member | Kevin Hogan same for both | |
| Party | The Nationals same for both | |
First Home Owner Grant
| Alumy Creek | Carrs Creek | |
|---|---|---|
| Grant amount | $10,000 same for both | |
| Property price cap | $600,000 same for both | |
| Eligibility | New same for both | |
Tags
More comparisons
Other comparisons with Alumy Creek
Other comparisons with Carrs Creek
Information shown is provided as-is from Australian government and commercial data sources.
Always verify with the relevant authority before making property decisions.
See Data Sources and How We Calculate for details.